Property residence permit, grounded by Georgian property at USD 150,000+.

What you get#

A Georgian residence permit grounded by your Georgian property purchase at USD 150,000 or higher. The permit grants long-term lawful residence in Georgia, renewable annually, with no minimum stay requirement — you can hold the residence permit while spending most of the year elsewhere. The property itself becomes the qualifying configuration that grounds the permit; as long as you own the property at qualifying value, the residence permit renews cleanly.

The structure has four other clean properties:

No minimum stay. Unlike some residence permit categories that require minimum annual presence in Georgia, the property residence permit doesn't carry a stay threshold. You can hold the permit while living primarily in another country, visiting Georgia occasionally for renewals or other purposes. This is one of the property residence permit's strongest features for foreign clients who want formalised Georgian status without committing to relocation.

Threshold raised March 2026. The qualifying property value threshold was raised from USD 100,000 to USD 150,000 in March 2026. Properties purchased before the threshold change at the lower value continue to qualify under the previous regime if the residence permit application was filed under the prior threshold; new applications under the post-March-2026 framework require the USD 150,000 minimum.

Counts toward 10-year permanent residence track. Years held under the property residence permit count toward the 10-year continuous lawful residence requirement for permanent residence application. Combined with eventual citizenship eligibility (Article 3(2) discretionary, single-citizenship default), property residence is a long-term foundation for foreigners pursuing Georgian status progression.

Layer 3 satisfier for HNW Tax Residency, with optional Layer 2 double-up. The property residence permit cleanly satisfies Layer 3 of the HNW Tax Residency programme. If your property value reaches USD 500,000 or higher, the same property also satisfies Layer 2 (Georgian assets), creating efficient double-up where one property purchase grounds both the residence permit and the HNW programme's asset-footprint requirement. See HNW Tax Residency.

The combined effect: a residence permit grounded in real Georgian asset ownership, with operational flexibility for clients who don't want to relocate, optional integration with HNW Tax Residency planning, and a foundation for long-term progression toward permanent residence and citizenship.

What we do#

We coordinate property purchase and residence permit application as a single coordinated engagement. Property purchase happens via Power of Attorney with our team executing on your behalf in Georgia; the residence permit application requires your physical presence at the SDA for biometrics and first card collection.

Step 1 — Property purchase via Power of Attorney. You sign a notarised PoA at a notary in your country authorising our team to execute the purchase on your behalf. We coordinate property selection (if needed), due diligence, sale-purchase agreement at a Georgian notary, registration with the National Agency of Public Registry, and post-purchase title confirmation. The property purchase itself can be completed entirely without your travel — the PoA covers all transactional and registration steps.

Step 2 — Residence permit application file preparation. With the property purchase complete and registered, we prepare the residence permit application file: property ownership documentation, supporting financial evidence, the standard SDA application pack. We file the application electronically through the SDA portal where supported.

Step 3 — Initial physical visit to Georgia. The residence permit application requires your physical presence at the SDA Public Service Hall for biometric capture (fingerprints, photograph) and supporting documentation submission. Typical visit duration is 2–4 days, covering the SDA appointment plus first card collection (depending on processing speed). Some clients combine the residence permit visit with property selection visit if they want to view properties before purchasing — but with the PoA-delivered purchase pattern, many clients buy the property remotely first and visit only for the residence permit step.

Step 4 — First card collection and ongoing renewals. First card collection at the Public Service Hall typically happens during the initial visit if processing is fast enough, or via a separate trip if not. Annual renewals from year 1 onward run remote-via-PoA — we file the renewal documentation demonstrating continued property ownership, submit through the SDA channel, and collect the renewal card on your behalf.

What's included#

• Pathway confirmation in the consultation (property residence vs alternative pathways like work, investment, IT residence)
• Property purchase coordination via Power of Attorney (selection assistance if needed, due diligence, sale-purchase agreement, NAPR registration, title confirmation)
• Power of Attorney drafting and notarisation coordination for both the property purchase and the residence permit application
• Residence permit application file preparation
• Coordination of the initial Georgia visit (timing, scheduling, accompanying you through SDA interactions)
• First card collection (during initial visit if processing speed allows, or via separate trip otherwise)
• Annual renewal handling via Power of Attorney from year 1 onward
• Briefing on residence-permit interaction with HNW Tax Residency Layer 2/3, banking, and the 10-year permanent residence pathway

What you'll need to qualify#

Three things. We confirm all three before recommending the structure.

Georgian property at USD 150,000 or higher. The threshold is straightforward — the property's market value (for new purchases) or NAPR-registered value (for already-owned property) must reach the USD 150,000 minimum. Properties purchased through Happy Georgia receive valuation alignment with the threshold during the purchase coordination; properties already owned at lower values may need additional purchases or upgrades to reach the qualifying threshold.

Clean property title and registration. Properties qualifying for residence permit grounding need clean NAPR registration and title chain. This is the standard property purchase due diligence we perform during purchase coordination — the threshold isn't met by ownership documentation gaps or unresolved title issues. For pre-existing property purchases (clients who bought through other channels and now want the residence permit), we conduct the same due diligence to confirm clean title before filing the residence permit application.

Valid passport and supporting documentation. Standard SDA documentation pack — passport with adequate remaining validity, supporting financial documentation if requested, and the application materials specific to the property residence category. We prepare the file ahead of the initial visit so the SDA appointment runs smoothly.

We work through all three in the consultation and confirm the application is solid before submission.

How property residence interacts with HNW Tax Residency#

Property residence is the most efficient pathway for foreign clients pursuing HNW Tax Residency Layer 3 satisfaction.

Layer 3 satisfaction is automatic. A valid Georgian residence permit (any category) satisfies Layer 3 of the HNW Tax Residency programme. Property residence grounded by USD 150,000+ Georgian property meets this requirement cleanly.

Layer 2 double-up at USD 500,000+. If the property purchase value reaches USD 500,000 or higher, the same property also satisfies Layer 2 (USD 500,000+ Georgian assets, crypto excluded). One property purchase grounds both Layer 2 and Layer 3 of the HNW programme — the most operationally efficient configuration for HNW candidates whose Georgian footprint is property-focused rather than brokerage-focused.

Coordination with the HNW engagement. When clients pursue property residence specifically as part of HNW programme planning, we coordinate the property purchase, residence permit application, and HNW application sequence so the documentation supports all three layers cleanly. See HNW Tax Residency for the full Layer 1/2/3 framework.

For clients who already have a Georgian brokerage portfolio satisfying Layer 2 separately, property residence still satisfies Layer 3 cleanly — the property doesn't need to reach the USD 500,000 threshold if Layer 2 is satisfied by the brokerage portfolio. The minimum property purchase for residence-permit-only purposes is USD 150,000.

When property residence is the right pathway#

Property residence fits readers who:

• Already hold or plan to hold Georgian property at USD 150,000 or higher
• Want long-term Georgian residency without minimum stay requirements (no annual presence threshold)
• Pursue HNW Tax Residency where Layer 3 satisfaction is needed
• Want a residence permit grounded in real asset ownership rather than business activity or specific qualifications
• Plan property ownership as a multi-purpose configuration (residency grounding, potential rental income, capital appreciation exposure, family use)

If you want long-term residency without committing to property purchase, Work Residence (IE-grounded) or Investment Residence (substantial business commitment) may fit better. If you only need short-term Georgian presence with the visa-free regime adequate, no residence permit is needed at all — see the residency pillar overview.

Why Happy Georgia#

Independent advisory. No tied property developers, no commission for steering you toward specific properties or developments. We coordinate property purchase and residence permit as a single engagement focused on what fits your situation, not on what generates referral fees.

Foreign clients only. Our entire practice is foreigners setting up in Georgia. We've worked through the property residence engagement for a Berlin freelancer buying a Tbilisi apartment at USD 180,000 specifically for the residency grounding, a Tel Aviv investor combining USD 600,000 property purchase with HNW Layer 2 + Layer 3 double-up, a Singapore-based founder purchasing through Power of Attorney while remaining in Asia for the entire transaction.

Fixed pricing, no tourist tax. Property purchase coordination and residence permit engagement quoted as a coordinated package or as separate engagements depending on scope. We quote in EUR, we honor the quote, no surprises later.

Trusted by clients across Western Europe, Israel, the UK, Singapore, and beyond.

Frequently asked questions#

Can I buy property in Georgia without coming to Georgia?#

Yes. Property purchase via Power of Attorney is a standard configuration — you sign the notarised PoA at a notary in your country, our team in Georgia handles property selection (if needed), due diligence, the sale-purchase agreement at a Georgian notary, NAPR registration, and title confirmation. The entire purchase can be completed without your travel.

Do I have to come to Georgia for the residence permit itself?#

Yes. The initial residence permit application requires your physical presence at the SDA Public Service Hall for biometric capture (fingerprints, photograph) and supporting documentation submission. Typical visit duration is 2–4 days. After the first card is collected, annual renewals run remote-via-PoA — you don't travel for renewals.

What's the minimum property value to qualify?#

USD 150,000 as of March 2026. The threshold was raised from USD 100,000 in early 2026. Properties purchased before the threshold change at the lower value may have grandfathered status if the residence permit application was filed under the prior framework — we work through specific cases in the consultation. New purchases under the current framework need USD 150,000 minimum to qualify.

Does the property residence permit grant work authorisation?#

The residence permit governs your right to reside in Georgia long-term. Most foreign founders, IE holders, and LLC directors are categorically exempt from the work permit framework regardless of residence permit status — see Work Permit. For non-exempt configurations, the property residence permit doesn't automatically grant work authorisation; the work permit framework operates separately.

How does property residence interact with tax residency?#

The residence permit doesn't make you a Georgian tax resident automatically. You become Georgian tax resident either by spending more than 183 days in Georgia in the calendar year (standard rule) or by satisfying the HNW Tax Residency programme's three-layer framework. Property residence permit holders who don't reach 183 days don't become tax residents through residency alone; HNW programme is the alternative path. See Tax Residency.

Can my family come on the property residence permit?#

Family members typically need their own residence permits. Spouses and minor children of property residence permit holders can apply for family-reunification residence permits (separate category, grounded by their relationship to the primary holder). We coordinate family permits alongside the primary property residence application when family relocation is part of the engagement.

What happens if I sell the property before the residence permit renewal?#

The qualifying configuration must be maintained for renewal. Selling the property below the qualifying threshold without replacement means the renewal documentation can't demonstrate continued satisfaction, and the residence permit lapses at renewal time. Clients planning property changes (selling, downsizing, replacing) within the residence permit period should brief us before the change so we can plan continuity — typically buying the replacement property before selling the original maintains continuity.

Can I rent out the property while holding the residence permit?#

Yes. Rental income from Georgian property is allowed and doesn't affect residence permit status. Rental income is taxed under standard Georgian rules (typically 5% withholding for individual landlords on Georgian-source rental income). The residence permit grounding is about ownership, not occupation — owner-residency isn't required.

What's the timeline from property purchase to first residence permit card?#

Property purchase via PoA typically takes 4–6 weeks including the home-country apostille chain. Residence permit application after property purchase typically takes another 4–6 weeks to first card. Total from engagement start to residence permit card in hand: typically 8–12 weeks. Clients in a hurry can compress timelines through expedited apostille and SDA appointment scheduling, but the standard pace fits most situations.

What if my application is refused?#

Refusals are uncommon for properly documented applications, but they happen — typically when the property documentation doesn't meet SDA expectations or the applicant's overall configuration raises immigration policy concerns. The property residence pathway is one of the more straightforward residence permit categories from an SDA perspective, but file completeness still matters. We minimise refusal risk through document discipline.

Ready to set up?#

A free consultation maps whether property residence fits your situation, the property purchase scope (existing property vs new purchase coordination), and the residence permit timeline. The property purchase happens via Power of Attorney while you stay in your country; the residence permit application requires a 2–4 day visit to Georgia for biometrics and first card collection. Renewals from year 1 onward run remote-via-PoA. Pricing follows the engagement scope — typically property purchase coordination + residence permit engagement quoted as a coordinated package.